Keelderry, Bodyke, Co. Clare, V94 R298
3 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 2 Bed · 1 Bath · 84m² · Detached
Market Position
Significantly Above Local Sales
At €175,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 17mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
Financial Exposure · 169% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€175,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
17 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Keelderry, Bodyke, Co Clare, Mayo | 2025-10-10 | 84m² | |
| Silvergrove, Bodyke, Clare, Clare | 2024-12-18 | 100m² |
Transactions within a 5.0km radius and 36-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Upgrade Imperative: The property's BER F rating points to poor energy efficiency, requiring an estimated €15,000-€25,000 investment for significant upgrades to achieve a B2 rating, vital for long-term comfort and operational cost reduction.
Value Uplift Opportunity: Improving the BER from F to B2 could realistically increase the property's market value by €14,000-€28,000, representing a strategic investment that can yield a positive return and enhance saleability.
Substantial Energy Savings: With an F BER, this 84m² property faces estimated annual energy costs of €2,500-€3,500, which could be reduced to €800-€1,200 with a B-rated upgrade, saving a potential €1,700-€2,300 annually.
Hypothesis: The property's low BER rating, while a current drawback, presents a clear opportunity for a buyer to add significant value through energy efficiency upgrades, thereby aligning with growing market demand for sustainable and cost-effective homes.
Amenities
Primary Car Reliance: The property's location necessitates private vehicle ownership, with direct access to regional road networks like the R352, facilitating travel to Scariff (approximately 8km) and Tulla (approximately 10km) for wider services.
Essential Local & Regional Access: Bodyke village provides essential local facilities such as Bodyke National School and a local shop, while more comprehensive amenities like Scariff Community College, SuperValu Scariff, and Scariff Pharmacy are within a 10km radius.
Limited Public Transport: There are no specific bus routes, train stations, Luas, or DART services directly serving Bodyke, meaning access to major transport hubs like Ennis Train Station (for Irish Rail and Bus Éireann) requires a drive of approximately 25km.
Hypothesis: The appeal of this property is strongly tied to a buyer's preference for rural living and tranquility, where the trade-off of limited urban amenities and public transport is compensated by local community access and proximity to natural landscapes like Lough Graney.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.